HINDU SCHOOL OF ARCHITECTURE

SONEPAT 131001

DISSERTATION REPORT
PROGRESSION OF UNPLANNED
PUBLIC SPACES

DECEMBER 2018

Submitted by: Guided by:

Sapna Prasad Ar. Heeramani Thapliyal
14025006063
B.Arch Semester 09
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HINDU SCHOOL OF ARCHITECTURE

DECLARATION

I, Sapna Prasad, Roll Number, 14025006063 hereby declare that the

dissertation titled ‘Progression of unplanned public spaces’ submitted by me,
in partial fulfillment of the requirement of the curriculum of Bachelor of
Architecture as per the university norms, to Hindu School of Architecture, is a
record of my original work with credits given for information collected from
any other source.

SAPNA PRASAD
14025006063

Progression of unplanned spaces

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HINDU SCHOOL OF ARCHITECTURE

CERTIFICATE

This is to certify that the dissertation titled “Progression of unplanned

public spaces”, submitted in partial fulfillment of the requirement of the
curriculum of Bachelor of Architecture is the work of SAPNA PRASAD.,
Roll Number 14025006063, who carried out research work under our
supervision in Hindu School of Architecture, Sonepat, Haryana.

We recommend that the dissertation report be placed before the examiners for
their consideration.

Sapna Prasad Ar. Heeramani Thapliyal Dr. Rashmi Ashtt

Signature of student Signature of the guide Signature of the mentor

Progression of unplanned spaces

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STATEMENT FOR DISSERTATION PREPARATION

1. Dissertation Title: Progression of unplanned public spaces

2. Specifications regarding Dissertation format have been closely followed as
per syllabus.
3. The contents of the dissertation have been organized as per the syllabus.
4. The dissertation has been prepared without restart to plagiarism.
5. All sources used have been citied appropriately.
6. The dissertation has not been submitted elsewhere for a degree.

Sign. of student Name:

Sapna Prasad Roll No.:
14025006063
Dissertation submitted on.............................

Progression of unplanned spaces

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ABSTRACT

Unplanned public spaces have always been a part of our society, these spaces
have been evolved from planned spaces. These unplanned spaces are effecting
the society by no attention is given to them. These spaces need to be evolved
systematically in order to become the part of the planned spaces.
Unplanned spaces are commercially successful and if treated carefully these
spaces can generate great economy for the country. These spaces need to be
included in the master plans and developed accordingly.
These unplanned spaces are an advantages as well as disadvantage to the
society. These advantages and disadvantages have been studied in this
dissertation. The evolution of these spaces have been studied in detail in this
dissertation with case studies of the popular unplanned market spaces in
Delhi. The case study is conducted with the parameters: land use pattern, user
group, accessibility and location.

Progression of unplanned spaces

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ACKNOWLEDGEMENT

This dissertation has been one of the most notable works in my past four
academic years at the Hindu School of Architecture. I would like to thank
my faculty for helping me focus on a topic that would help me expand my
knowledge on that issues that are more real and currently focal. I would like
to thank my guide Prof. Heeramani Thapliyal his outlook on the technique to
approach my dissertation topic helped me look at multi various options that
led to various outcomes. His patience and knowledge helped me guide me in a
direction that helped me become more aware and more practical.

Progression of unplanned spaces

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TABLE OF CONTENTS
CHAPTER TITLE PAGE NO.
iv Acknowledgement
v Abstract
CHAPTER - 1
1. INTRODUCTION
1.1 Introduction to the topic…………………………... 2
1.2 Research design……………………………………. 4
1.2.1 Aim of study……………………………………….. 4
1.2.2 Objective of Study…………………………………. 4
1.2.3 Scope of study ………………………………………4
1.2.4 Limitations ………………………………………… 4
1.2.5 Methodology ………………………………………. 5
CHAPTER - 2
2. PUBLIC SPACES
2.1 Types of Public Spaces ……………………………. 7
2.1.1 Based on morphology
2.1.2 Based on typology
2.1.3 Based on Function
2.1.4 Based on planning
2.2 Unplanned public spaces …………………………. 9
2.2.1 Introduction ………………………………………. 9
2.2.2 Types ……………………………………………… 9
2.3 Defining unplanned market spaces ……………….. 11
2.3.1 Historical evolution of market places ……………...12
2.3.2 Effects of development of unplanned spaces ………13
2.4 Transition of unplanned market spaces …………….17
2.4.1 Introduction ……………………………………….. 17
2.4.2 Social transition …………………………………….17

Progression of unplanned spaces

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TABLE OF CONTENTS

CHAPTER TITLE PAGE NO.

2.4.3 Physical transition ………………………………. 18
2.5 Parameters ………………………………………. 19
2.5.1 Land use pattern …………………………………. 19
2.5.2 User group ……………………………………….. 21
2.5.3 Accessibility ………………………………...…… 21
2.5.4 Location …………………………………………. 22
CHAPTER - 3
3. LITERATURE REVIEW .......................................... 24
CHAPTER - 4
4. CASE STUDIES
4.1 Chandni Chowk…………………………………... 30
4.2 Karol Bagh …………………………..………….. 35
4.3 Ghitorni ……………………………………………41
CHAPTER – 5
5. CONCLUSION …………………………………… 46
CHAPTER – 6
6. REFERENCES…………………………………….. 47

Progression of unplanned spaces

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88
List of figures & Maps
Figure 1- Unplanned market places – googleimages.com………………...2
Figure 2- Roadside market - googleimages.com………………………….3
Figure 3- Street - googleimages.com………………………………….......7
Figure 4- Park - googleimages.com………………….……………………7
Figure 5- Formal space - googleimages.com……………………………..8
Figure 6- Weekly markets - googleimages.com……….………………….9
Figure 7- Weekly markets - googleimages.com……………………….….9
Figure 8- Encroachment - googleimages.com……………………………10
Figure 9- Encroachment- googleimages.com…………………………….10
Figure 10- Market - googleimages.com…………………………………...11
Figure 11- Market - googleimages.com………...…………………………11
Figure 12- Market (before) – Wikipedia.com……………………………..12
Figure 13- Market (after) – Wikipedia.com……………………………….12
Figure 14- Unhealthy settlement - googleimages.com…………………….13
Figure 15- Unequal distribution of settlement - googleimages.com…...….14
Figure 16- Development of rural areas - googleimages.com………………15
Figure 17- Development of Semi Urban areas - googleimages.com…...….16
Figure 18- Land Cover changes for Different Classes, 1997-2008………..19
Figure 19- Land Use change in Delhi - Research Scholar………………...20
Figure 20- Parameters – pps.org/reference/grplacefeat/…………………..21
Figure 21- Impact on traffic flow - googleimages.com…………...………25
Figure 22- Chawri Bazar in the Chandni Chowk area in 2006…...………30
Figure 23- Chandni Chowk - googleimages.com………………………....31
Figure 24- Chandni Chowk - googleimages.com………………………....31
Figure 25- Old Delhi Railway station……………………………………..33
Figure 26- Lal Qila Metro station…………………………………………33
Figure 27- Karol bagh Market…………………………………………….35

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List of figures/ Tables & Maps
Figure 28- Gaffar Market……………………………………………………….36
Figure 29 - Land use pattern of Karol Bagh when market was established……37
Figure 30 – Current Land use pattern of Karol Bagh…………………………..38
Figure 31 – Karol Bagh Metro station………………………………………….39
Figure 32 – Encroachment on service lane……………………………………..41
Figure 33 – Mixed use land along highway…………………………………….41
Figure 34 – Land use pattern of Ghitorni before market was established…...…42
Figure 35 – Current land use pattern of Ghitorni……………………………….43
Figure 36 – Ghitorni Metro station………………….………………………….44
Table 1 – Land use pattern of Delhi……………………………………..…….20
Table 2 – Land use pattern of Chandni Chowk………………………..………32
Map 1 – Location of Chandni Chowk …………………………………..…….34
Map 2 – Location of Karol Bagh………………………………..…………….40
Map 3 – Location of Ghitorni…………………………………………………44

Progression of unplanned spaces

 1
0
Glossary

CHAPTER – 1
Evolution – the process of change in all forms
Incidental spaces – grey or green space located on the margins of other spaces
Marginal spaces – open spaces between buildings and the street.
Mixed use land – space that blends residential, commercial, cultural,
institutional, or entertainment uses.
Progression – the process developing or moving gradually towards a more
advanced space.
Substantial - considerable importance, size or worth.
Transformation – a complete change of appearance or character of something.
Unintentionally – not on purpose.

CHAPTER – 2
Bazaar – a market in middle east country
Encroachment – intrusion on a person’s territory, rights, etc.
Land use – the human use of land
Morphology – the study of forms of things, in particular
Nakhas – market where animals are bought and sold.
Parameters – a factor forming one of the set that defines a system.
Proliferation – a rapid increase in the number or amount of something.
Semi urban areas – area between urban and rural, or partly urban
Urbanization – the population shift from rural to urban residency, making an
area more urban

CHAPTER – 3
Coherent – logical and consistent
Commercialization – the process of managing or running something
principally for financial gain.

Progression of unplanned spaces

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1
Glossary

CHAPTER – 3
Congestion – the hindrance or blockage of the passage of something.
Fragmented – existing in separate parts.
Haphazard – lacking any obvious principle of organization
Metropolitan – belonging to or typical of a large busy city.
Repercussions – an unintended consequence of an event or action.
Unprecedented – never done or known before.

CHAPTER – 4
Influx – an arrival or entry of large number of things.
Wholesale – sale of goods or merchandise to retailers.

Progression of unplanned spaces

 CHAPTER - 1
INTRODUCTION
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CHAPTER - 1
INTRODUCTION

1.1 INTRODUCTION TO THE TOPIC

Progression is the process of moving or developing gradually towards a more
advanced stage in a number of serious or development from one state to
another. There is a gradual development of unplanned spaces in urban areas.
These spaces are evolving from planned spaces but are beyond bylaws. These
spaces were not planned but are still functional but a great deal of attention is
required to these spaces to make them more evolved. These spaces can be
around built structures, marginal spaces or other similar spaces such as
weekly market, mixed use lands, side walks.

Fig.1

Fig.1

Marginal spaces are open spaces between buildings and the street. These
are generated as inevitable by-products of urban special development.
Incidental generation and transformation of marginal spaces is
inappropriate. Marginal spaces occupy a substantial proportion of urban
land and deserve serious consideration.

Progression of unplanned spaces

 3 Chapter -1: Introduction

Fig.2
Some of these space were developed out of demand while some were
developed unintentionally.

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 4 Chapter -1: Introduction

1.2 RESEARCH DESIGN

1.2.1 AIM
 To study the evolution , characteristics and working of unplanned public
spaces via unplanned market spaces in Delhi.

1.2.2 OBJECTIVE
 To define unplanned public spaces

 To identify the types of unplanned public spaces

 To understand in term of these public spaces in terms of their evolution in

specific unplanned public market spaces.

 To study the characteristics and features of unplanned market spaces.

1.2.3 SCOPE OF STUDY

 The study will look into evolution of unplanned of unplanned market
spaces in terms of history.

 The study will look at those market spaces that are originally designed
into city fabric.

 Studying the features, characteristics, evolution and working of these

spaces.

1.2.4 LIMITATIONS

 The study shall not include studying planned market spaces.

 The study shall not go beyond Delhi market spaces.

 The study shall not include any space beyond market places.

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 5 Chapter -1: Introduction
1.2.5 METHODOLOGY

Progression of unplanned public spaces

Aim

Objective

Literature study

Defining Identifying types Evolution of Characteristic Networking &

unplanned public of unplanned unplanned features of facilities of
spaces public spaces public spaces unplanned unplanned
market places public spaces

 Introducing Types of Tracing Typology & Collecting

public spaces unplanned history of transition of data and

spaces by market unplanned plans about

 Types of looking at spaces. market places current status
public spaces examples
 Comparing  Mapping all  Looking at
 What are  Choosing case case studies research and byelaws
unplanned studies in forming
public spaces Delhi conclusion  Survey and
with examples visit

Progression of unplanned spaces

 CHAPTER - 2
PUBLIC SPACES
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CHAPTER - 2
PUBLIC SPACES
2.1 TYPES OF PUBLIC SPACES
2.1.1 Based on morphology
• Streets
These spaces include street,
avenue, boulevard etc.
• Place
These spaces includes place,
square, mall, market places.
• Park
Fig.3 - Street
These spaces includes parks,
public garden, cemetery.

Fig.4 - parks

2.1.2 Based on typology

• Open

These public places are open for public spaces i.e. outdoors – not a space within
a building. These can be public park, town square etc.
• Closed
These public spaces are spaces with an enclosure. These spaces can be within a
building or campus.

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 8 Chapter -2: Public Spaces

2.1.3 Based on function

• Formal

Formal public spaces include a systematic approach to the spaces.

• Informal
These public spaces lack spaces for formal system such as commerce and social
services.

Fig.5 – formal space

2.1.4 Based on planning

• Planned
These public places are planned according to the government bylaws and
development control norms.
• Unplanned
These public places are beyond bylaws and are not according to the government
master plans.

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 9 Chapter -2: Public Spaces

2.3 UNPLANNED PUBLIC SPACES

2.3.1 INTRODUCTION
The unplanned spaces are those which were not planned for the proposes they
are serving. These spaces are not within the bye laws, some of these spaces are
built by encroachments, some out of demands. For example- unplanned
development along highways.
The benefit of these spaces is the heavy foot prints and the commercial
success.
But simultaneously these spaces have the drawbacks of unavailability of
proper parking spaces and the chaos they create in the surrounding spaces.
These spaces are built violating the building byelaws and the government
master plan.

Fig.6 – weekly markets

2.3.2 TYPES OF UNPLANNED PUBLIC SPACES

The unplanned public spaces are of the
following types:
i) Weekly Markets
Weekly markets are held on specific
day of the week. Traders set up shops
for the day and then close them in the
evening. Mostly, the items are cheap as
the traders do not have to pay rent or
Fig.- 7 – weekly markets
tax money.

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 10 Chapter -2: Public Spaces

ii) Encroachment along highways

It is an illegal intrusion in highway with or
without obstruction (wall or fence) which
illegally intrudes into or invades the highway
or encloses a portion of it. It diminishes its
width or area without closing it to public
travel

Fig.8 – encroachment
iii) Mixed use spaces

These spaces are missed uses with residential and commercial within the same
spaces. It invades the privacy of the residential units within that space.
iv) Slums
A squalid and overcrowded urban street or district inhabited by very poor
people. It lacks basic services and facilities

Fig.9 – encroachment

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 11 Chapter -2: Public Spaces
2.3 DEFINING UNPLANNED MARKET SPACES

This dissertation focusses on the unplanned market spaces in Delhi. These

spaces are market spaces with mixed land use and unplanned market spaces
within Delhi which are commercially successful and attract huge footprint in
these spaces. These market spaces are not according to the government plans
but are still existing.

Fig.10 – market

These unplanned market spaces are creating chaos for the neighborhood
spaces by creating social disorder. Any market place can be successful or
unsuccessful based on four parameters i.e. location, accessibility, user group
and land use pattern.

Fig.11 – market

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 12 Chapter -2: Public Spaces
2.3.1 HISTORICAL EVOLUTION OF UNPLANNED MARKET SPACES

Markets or bazaars as they were known earlier were divided according to

different spatial positions they occupied and the kind of commodities available
in these places.
Shahjahanabad had its share of elementary bazaars or nakhas, where people
from neighboring areas came to the cities to sell their produce. These nakhas
were held in several places in the city in the morning or early hours of the
evening.
Daryaganj, the scantily built area along the river, was possibly the site of a
Nakhas, hence the name.
In addition to this elementary form of exchange, there were regional bazaar
which catered to the people of different regions of the city. Basic necessities of
everyday life along with other things of infrequent use were sold here.
There were two central bazaars which catered to the entire population of the
city. In Shahjahanabad there were a large number of retail outlets or shops as
well, situated in regional and central bazaars, in the lower storeys of the
mosques and gradually within the muhallas.

Fig.12 – market (before) Fig.13 – market (after)

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 13 Chapter -2: Public Spaces

2.3.2 EFFECTS OF DEVELOPMENT OF UNPLANNED SPACES

People conduct various developmental activities from small to large ones. If

man conducts development works with proper plans in an Eco-friendly way,
such works have no such a challenging impact on the environment. However,
such development works are without the plan and they are not environment-
friendly, they will have negative impacts on existing environment. The effects
of unplanned development on environment and their mitigating measures are
as follows: -
• Lack of facility :
In the planned urban area, facilities for drinking water, health service,
transport, electricity, communication, employment are available. However, in
the unplanned urban area, various essential facilities will be inadequate to
healthy life.
• Unhealthy settlement :
Healthy settlement is one which is neat and clean. Open space, greenery,
proper drainage system, safe drinking water, etc. make the residence pleasant.
The residence area becomes unhealthy if the urbanization is growing in an
unplanned way and a lot of people migrate there for facilities. Unplanned
development of spaces results in an unhealthy residence area.

Fig.14 – unhealthy settlement

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 14 Chapter -2: Public Spaces

2.3.2 EFFECTS OF DEVELOPMENT OF UNPLANNED SPACES

• Unequal distribution of population :

Facilities, means and resources are not adequate in unplanned urbanization.
The population pressure is high there. The limited space is much crowded.
Consequently, population pressure in some places in the world is very high
while it is very low in some places. The unequal distribution of population
disturbs the balance of the environment.

Fig.15 – unequal distribution of population

• Social disorder :
High population pressure is found in unplanned urban areas. Employment,
health facility, transport, communication, etc. cannot be provided properly.
Consequently, the struggle of people for limited means and resources creates
social disorder like dispute, theft, lack of discipline, etc. increases.
Degradation in the environment :
Resources like land, water, forest, etc. are excessively used while growing an
unplanned city. People try to meet their requirements in whatever the way
they can. Garbage increases due to dense and unplanned settlement. The
environment is polluted. Due to air, land and water pollution, decline in the
qualitative aspect of the environment can be seen

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 15 Chapter -2: Public Spaces

2.3.2 EFFECTS OF DEVELOPMENT OF UNPLANNED SPACES

6. Adverse effect on health :
Because of unplanned urbanization, random settlement increases. The
drainage system, drinking water, road traffic, etc. are poorly managed. People
are compelled to live on limited means of surviving. The health of the people
can be impaired with suffered life.

MITIGATING MEASURES
The suitable measure to control the effects of unorganized urbanization is
simply the urbanization after proper planning. Besides, the following means
can be applied to solve the unplanned urbanization: -
• Development of rural areas :
Basic facilities like drinking water, electricity, health services,
communication, education, etc. should be provided in the rural area. When the
people get these facilities in their village, they will not be attracted to the
cities. The development of the rural area can help to control the extension of
unplanned urbanization.

Fig.16 – Development of rural areas

• Employment opportunities in rural areas :

Trade, industry, construction work provide employment opportunities. These
job providing and income-generating programmes should be conducted in the
rural areas so that the villagers will get employment and will not migrate to
urban areas.

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 16 Chapter -2: Public Spaces

MITIGATING MEASURES
• Balanced development :
Development policy should be formulated considering the geographical
situation of the country. A strategy should be adopted to start development
activities proportionately in all areas. It will bring balance in the use of natural
resources. It increases people’s participation in development activities in
every region. These efforts will assist to mitigate adverse effects of unplanned
urbanization.
• Development of semi-urban areas :
Development of a semi-urban area helps to check unplanned urbanization. It
is wise to set up middle-class towns according to the geographical situation in
rural areas. Employment and labor-oriented programmes focusing youths
should be conducted. The change of such places into town will control the
migration and the growth of unplanned urbanization.

Fig.17 – Development of semi-urban areas

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 17 Chapter -2: Public Spaces

2.4 TRANSITION OF UNPLANNED MARKET PLACES

2.4.1 INTRODUCTION
The number of shops in a city increased which there was a corresponding
increase in the distribution of goods followed by the quickening of the pace of
trade. It was also caused by the rise in the population of the areas, and by the
merchants desire to have their own outlets and fixed points of sale. However,
the principal reason for the proliferation of shops as has been the case almost
everywhere was the advantage of the extension of credit facilities between the
wholesale and retailers, and between the latter and the customer.
Due to the process of general expansion and rise in population the markets
which had been wisely laid out, spilled out from their premises, particularly by
the mid eighteenth century. Moreover, there was a proliferation of shops which
jostled with the houses to swallow up residential space.

2.4.2 SOCIAL TRANSITION

Social transition is when there is a change of user group or the activities or
lifestyle of people. Markets are created and managed. They evolve or
disappear. The way in which they do, however has nothing organic about it.
They are products of strategic intervention and planning. The creation of a
market entails the making of a market culture based on cognitive
elements or interpretative frameworks that help define social relationships and
give market the ability to recognize their own position in a given set of
relationships. This turn towards space does not suggest an annihilation of place
but rather a change in the examination of how space is socially produced in the
first place. A market space is also drenched with abstraction, and it is here
where the intentionality of power is encrusted in space as it seeks to mold
social action.

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 18 Chapter -2: Public Spaces

2.4 TRANSITION OF UNPLANNED MARKET PLACES

2.4.3 PHYSICAL TRANSITION

Physical transition of unplanned market spaces is when character of market
changes, weather it is area, land use, form etc. The physical transition of
unplanned market spaces changes the character of the market. It may be in the
planning of the market, land use pattern of the market, area or form of the
market. For eg: there was physical transition of Karol Bagh market after the
partition of India in 1947 in form of land use pattern.

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 19 Chapter -2: Public Spaces

2.5 PARAMETERS
2.5.1 LAND USE PATTERN

The pattern of land use in Delhi was influenced consierably by the

implementation (albeit partial) of the Delhi Development Authority’s 20-year
(1962–81) master plan. Broadly, public and semipublic land use was
concentrated in the Central Secretariat area of New Delhi and in the Old
Secretariat area in the Civil Lines, with subsidiary centres developing in the
Indraprastha Estate (an office complex) in the east and in Ramakrishnapuram
(an office-cum-residence complex) in the south. A large number of small
manufacturing establishments have entrenched themselves in almost every
part of Old Delhi, but the main industrial areas have gravitated toward
Najafgarh Road in the west and the large planned Okhla Industrial Estate in
the south. Land for commercial use is found mainly in the Chandni Chowk
and Khari Baoli areas, both in the north; in the Sadar Bazar of Old Delhi; in
the Ajmal Khan Road area of Karol Bagh in western Delhi; around Connaught
Place in New Delhi; and in the areas of Lajpat Nagar and Srojini Nagar in the
south. A number of district and local shopping centres have developed in other
localities.
The pattern of land use in Delhi was influenced considerably by the
implementation of the DDA (1962–81) master plan.

Fig 18- Land Cover changes for Different Classes, 1997-2008 (Total area in Sq.km).
Source: Mohan et al, (2011)

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 20 Chapter -2: Public Spaces
The pattern of land use in Delhi was influenced considerably by the
implementation of the DDA (1962–81) master plan.

AREAS LAND USE

 Central Secretariat  Public & semi-public

 Indraprastha Estate  Subsidiary centres

 Old delhi  Manufacturing establishment

 Najafgarh & Okhla Industrial  Main industrial areas

Estate
 Commercial use
 Chandni chowk, khari baoli &
Sadar Bazar
 Commercial use
 Karol Bagh, Connaught Place,
lagpat nagar & Sarojini nagar
 Local shopping centres
 Other localities

Table 1- land use pattern of Delhi

Land use change

Fig 19- Land Use Change in Delhi (1977 -2006)

Source: Computed by Research Scholar

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 21 Chapter -2: Public Spaces

2.5.2 USER GROUP

A user group is a group of people with the same interests, who use a particular
product or services. The user group of a market place are the people using
these places frequently. These can be from surrounding residential spaces or
even from far away places vising the market places due to their popularity
these user groups increases the footprints the that market place. It is a very
important parameter for a market place.

2.5.3 ACCESSIBILITY
The accessibility to a market place is a very important factor for the
commercial success of that place. It defines the quality of being able to be
reached at that particular place. You can judge the accessibility of a place by
its connections to its surroundings, both visual and physical. A successful
public space is easy to get to and get through; it is visible both from a distance
and up close. The places should be easily accessible. The accessibility can be
through Metro, Bus, Train, Private vehicle or other modes of public or private
transport.

Fig.20 – parameters

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 22 Chapter -2: Public Spaces
2.5.4 LOCATION
The location of a market place is a very important parameter for the
accessibility to the place. The location should be easily accessible to the
general public i.e. the major user group. The location of the market place
plays a major role in the economic growth of the area. A market place with
easy approach is economically successful.
Therefore the above mentioned parameters are used to conduct the case
studies of unplanned market spaces since these parameters are used to define
any market place.

Progression of unplanned spaces

 CHAPTER - 3
LITERATURE REVIEW
 24

CHAPTER - 3
LITERATURE REVIEW
3.1 LITERATURE REVIEW TROUGH ARTICLES
3.1.1 AN UNPLANNED COMMERCIAL DISTRICT IN A FAST
GROWING CITY: A CASE STUDY OF SHENZHEN, CHINA

From a planning perspective, this paper addresses a new format of retail found
in China through a case study of Shenzhen City. The city has grown very fast
in the last two decades from a small township of 60,000 people to a city of
over 6 million. Dramatic economic growth and urbanization left planners
behind, and a former industrial district turned into a commercial district
within a few years of time in the late 1990s. This unplanned development
pushed by market forces has shown some features commonly found in the
evolution of ‘high-street’ in the West, while there are some unique features
that are typically represented by a group of theme shopping complexes (TSC)
in the district of Hua Qiang Bei (HQB).
We argue that TSC as a special format of retail appeared in the world fastest
growing city has its own reasons. They include (1) the lack of matured
shopping center developers, (2) the lack of matured retail chains, (3) the
uncertainty of government policy and regulations that resulted in short-term
and fragmented leasing of space to small retail tenants, and (4) large and
continuing demands from newly immigrated low-to-middle income working
class. It is yet to be seen that this TSC format would continue and diffuse to
other fast growing but less developed cities in China, or would be replaced by
shopping malls soon when retain chains dominate.

Progression of unplanned spaces

 25 Chapter -3: Literature Review
3.1.2 HAPHAZARD COMMERCIALIZATION: A POTENTIAL THREAT
TO SUSTAINABLE COMMERCIAL DEVELOPMENT IN
METROPOLITAN CITIES
The case of Lahore
By Obaidullah Nadeem*, Dr. Rizwan Hameed**

INTRODUCTION
The demand of urban space for commercial development due to unprecedented
population growth has surpassed the planned supply delivered by planning
agencies in metropolitan cities of Pakistan. As a corollary to that, conversion of
residential land use into various types of commercial activities has sprung up
particularly along major roads of planned residential areas and arterial roads of
cities.
These conversions have proceeded, both with and without official consent,
largely in a haphazard manner without following a coherent strategy. This has
resulted in acute parking problems, reduction in traffic capacity of roads and
resultant increase in congestion, energy use, air and noise pollution, and burden
on utility services. Permitting conversion of land use in a haphazard manner
seems not only a departure from planning principles but also jeopardizing the
spatial structure of cities causing serious environmental repercussions.
Commercialization of residential properties is spreading at an alarming rate.
Though traffic congestion, parking problems, and air and noise pollution have
been part of central business districts and primary roads of the metropolitan
cities, these evils of unplanned commercial development have trickled down to
main roads of planned housing schemes in these cities.

Fig.21 – Impact on traffic flow

Progression of unplanned spaces

 26 Chapter -3: Literature Review

• Environmental impacts of commercialization

In order to determine the environmental impact of land use change i.e. conversion
of residential properties into commercial, parking surveys and interviews of
the residents of properties adjacent to converted plots, shopkeepers and
the customers were conducted in three carefully selected housing schemes
variously located in Lahore. The following section present results of these
surveys.

• Impact on Human Health

Commercialization though seems to have no direct relationship with human
health yet it has significant impacts on health of those either living or shopping
in such areas. The survey of residents adjacent to commercialized properties in
the three case study areas reveal that 60% and 80% of interviewees
respectively rated air and noise pollution (due to increased traffic in the wake
of unplanned commercial development) as the most serious threat
to their health. The majority of the customers interviewed reported similar
problems of air (52%) and noise (52%) pollution along commercialized roads
as matter of concern for their health.

• Impact on Traffic Flow

It is said that land use shapes and is shaped by the transport. Commercial land
use has undoubtedly maximum traffic attraction and generation potential. Since
the commercial land use under discussion is unplanned conversion of
residential properties into commercial without adequate provision of requisite
infrastructure and parking facilities, it is causing devastating impacts on traffic
flow. Due lack of planning for parking facilities, the visitors use the entire
service road, road shoulder, and even sometimes the carriage way to park their
vehicles, which really create a nuisance for traffic and pedestrians.

Progression of unplanned spaces

 27 Chapter -3: Literature Review

• Parking problems
The results of interviews with selected customers show that 60% of those
coming by car stated they face parking problems during the shopping trips to
these areas. The parking survey done for this study reveals that approximately
367 cars were parked along main entrance road in Samanabad and 526 cars
along main boulevard in Allama Iqbal Town during peak hour of shopping.
• Impact on Tranquility of Residential Area
Majority of the residents (75%) living adjacent to commercialized properties
when asked whether commercialization should be allowed in residential areas,
said a straight forward `no’ with the reasons that it seriously affects the
residential character and peacefulness of the area. They further stated that it
causes lot of traffic problems and environmental pollution.

• Socio-economic Impacts
Commercialization does not only bear adverse environmental impacts but also
social and economic repercussions. The social problems indicated by the
interviewed residents are lack of privacy and accident hazards. Particularly,
their children are frightened everyday from the flood of cars and goods
delivery vehicles while going to school and coming back home. As far as the
economic impacts are concerned, the nature of immediate and direct economic
benefits appears to overcome the indirect cost faced by us as a society.

REASONS FOR HAPHAZARD COMMERCIALIZATION

 Inadequate implementation of master plans
 Failure to monitor and anticipate the demand for commercial land use at the
strategic level
 Inappropriate allocation standards for commercial use in residential areas
 Weak development control
 Inappropriate commercialization policies of the provincial government

Progression of unplanned spaces

 28 Chapter -3: Literature Review
3.1.3 THE DEATH AND LIFE OF GREAT AMERICAN CITIES
By Jane Jacobs
The need for mixed primary uses
Most consumer enterprises are just as dependent as parks on people going to
and from throughout the day. but with this difference:
If parks lie idle, it is bad for them and their neighborhoods but they do not
disappear as a consequence. If consumer enterprises lie idle for much of the day
they may disappear. Or, to be more accurate, in most such cases they never
appear in the first place. Stores, like parks., need users.
The workers from the laboratories, meat-packing plants, warehouses. plus
those from a bewildering variety of small manufacturers, printers and other little
industries and offices, give all the eating places and much of the commerce
support at midday. We residents on the street and on its more purely
residential tributaries could and would support a modicum of commerce
by ourselves, but relatively little.
We possess more convenience, liveliness, variety and choice than we
"deserve" in our own right. The people who work in the neighborhood also
posses on account of us residents. more variety than they "deserve" in their own
right. We support these things together by unconsciously cooperating
economically. If the neighborhood were to lose the industries, it would be a
disaster for us residence. Many enterprises, unable to exist on residential trade
by itself, would disappear. Or if the industries were to lose us residents,
enterprises unable to exist on the working people by themselves would
disappear. Worker and residents together are able to produce more than the
sum of our two parts.

Progression of unplanned spaces

 CHAPTER - 4
CASE STUDIES
 30

CHAPTER - 4
CASE STUDIES
4.1 CHANDNI CHOWK
4.1.1 About
Chandni Chowk runs through the middle of the walled city, from the Lahori
Gate of the Red Fort to Fatehpuri Masjid. Originally, a canal ran through the
middle of the street. It is one of the oldest market and the busiest market in
Delhi. It is the one of the largest wholesale market in Asia.
Markets
Chandni Chowk's specialty is its variety and authenticity: food, delicacies and
sweets of more than 1,000 kinds, sarees with chikan and zari. Narrow lanes
host shops sell books, clothing, electronic, consumer goods, shoes and leather
goods. It is the location of the original Haldiram's and brands such as Gianis.
A particular local delicacy are the jalebis, which are fried in pure ghee.

Fig.22- Chawri Bazar in the Chandni Chowk area in 2006

The Cloth Market, supplies home furnishing fabrics, including ready-made

items as well as design services. Nai Sarak is the wholesale market of
stationery, books, paper and decorative materials. Lal Kuan is a wholesale
market for hardware and hotel kitchen equipment. It is adjacent to Tilak
Market which is a wholesale market for industrial chemicals. Located at the
western end of Chandni Chowk, Khari Baoli is a street entirely dedicated to
all kinds of spices, dried fruits, nuts, and herbs. Dariba is the market for silver
and gold jewelry. This market also offers trophies, shields, mementos and
related items.

Progression of unplanned spaces

 31 Chapter -4: Case Studies
4.1.2 HISTORY

The market's history dates to the founding of the capital city of Shahjahanabad
when Emperor Shah Jahan established the Red Fort on the banks of the
Yamuna River beside his new capital.
Chandni Chowk, or the Moonlight Square, was designed and established by
Princess Jahanara Begum, Shah Jahan’s favorite daughter, in 1650 CE.
Originally containing 1,560 shops, the bazaar was 40 yards wide by 1,520
yards long. The bazaar was shaped as a square was given elegance by the
presence of a pool in the centre of the complex. The pool shimmered in the
moonlight, a feature which was perhaps responsible for its name. The bazaar
was famous for its silver merchants, which also have contributed to the name
of "Silver Street "as silver is referred to as Chandi in Hindi,
The pool in the chowk was replaced by a clock tower (Ghantaghar) until the
1950s. The center of the market is still referred to as Ghantaghar.
Chandni Chowk was once the grandest Indian market..

Fig.23- Chandni Chowk Fig.24- Chandni Chowk

This photograph shows Chandni Chowk, the sides of the road are lined with
shops and artisans selling their wares. The road was built in 1650 by Jahanara
Begum, the daughter of the emperor Shah Jahan. It led from the the Red Fort,
Shah Jahan’s fortified palace. Originally, a canal ran the entire length of the road
and into the Fort, providing water for drinking and irrigation. The canal fell into
disuse and was covered over by the British between 1840 and the
1860s. This photograph shows the raised cement bed that runs through the
centre of the road where the canal used to be.

Progression of unplanned spaces

 32 Chapter -4: Case Studies

4.1.3 PARAMETERS
LAND USE PATTERN
The land use pattern has drastically changed
from early times to the current time. If we
focus on the commercial areas, it has
increased from 2sq.km to 3.1sq.km.
The industrial area increased from 0.36 to
10.9 sq.km.

Table 2- land use pattern of Chandni Chowk

USER GROUP

The market of Chandni chowk is famous and popular through out India. It si
believed to be one of the largest whole sale market of Asia. The User group is
throughout the Asia.

Progression of unplanned spaces

 33 Chapter -4: Case Studies

ACCESSIBILITY
By Rail
The nearest major railway station to Chandni chowk is Old Delhi railway
station. Other nearly station is Sadar Bazaar.

Fig.25- Old Delhi Railway Station

Local Bus
The nearest bus stand for Chandni Chowk Market is Red Fort and Jama
Masjid.
Metro
The nearest metro station is Lal Qila on Voilet line of Delhi Metro, Chandni
chowk and Chawri Bazaar on Yellow line.

Fig.26- Lal Qila Metro Station

Progression of unplanned spaces

 34 Chapter -4: Case Studies

LOCATION
Chandni Chowk is located in Walled City of Delhi in the Old Delhi on the
main street just opposite the historic monument – Lal Qila. The main area of
Chandni chowk is close to the Kashmere Gate ISBT.

Map 1- Chandni chowk

Progression of unplanned spaces

 35 Chapter -4: Case Studies

4.2 KAROL BAGH

4.1.1 About
Karol Bagh is a Locality in Delhi City in Delhi State, India
Karol Bagh is a blend of commercial and residential complex that homes the
Constituency of Lok Sabha. It is also one of the three main administrative sub
districts of Central Delhi that falls under the National Capital Territory region
of the city. Karol Bagh is also known as one of the largest commercial
complex in Delhi that caters to all the demands of the population ranging
from very affordable clothing, Fabrics, Curtains, electronics and everything
else. You just name it and it will be available at your disposal.

Markets
Karol Bagh is also known as one of the largest commercial complex in Delhi
that caters to all the demands of the population ranging from very affordable
clothing, Fabrics, Curtains, electronics and everything else. You just name it
and it will be available at your disposal.
The street is called so because it is comparatively a new and broad road made
by British after the war of 1857.
‘Ghaffar Market’ is the ‘Mobile hub of Delhi’ and is very popular amongst the
mobile phone enthusiasts. This place offers you with the entire gamut of
Mobile phones, cellular phones and accessories.
The Main Market area of Karol Bagh is also famous for wholesale garments
known as ‘Tank Road’ which was established by a few Shop owners during
the late 1980's.

Fig.27- Karol Bagh Market

Progression of unplanned spaces

 36 Chapter -4: Case Studies

4.2.2 HISTORY

Karol Bagh was originally a residential area that was mostly inhabited by
Muslims. Post Independence and during the partition of India and Pakistan in
1947, the Muslim residents of this area were forced to relocate to Pakistan and
all Hindu and Punjabi Families residing in Pakistan then were forced to
relocate to India. These Punjabi families were mostly traders who later set
shops and residence.
Post partition, this area also saw an influx of people from Maharashtra, Tamil
and Bengalis.
Karol Bagh has also witnessed many riots including the Sikh riots in 1984
when Indira Gandhi who was then the Prime Minister of India was
assassinated and the recent Bomb Blast in Ghaffar Market in October 2008.
However, despite these painful events, this town has braved all the odds and is
still one of the most visited and thriving commercial centre and market area in
Delhi.

Fig.28- Gaffar Market

Progression of unplanned spaces

 37 Chapter -4: Case Studies

4.2.3 PARAMETERS
LAND USE PATTERN

Land use pattern of Karol Bagh when the market was first established

Fig.29

Residential

Institutional

Commercial

Mixed-use

Progression of unplanned spaces

 38 Chapter -4: Case Studies

Current Land use pattern of Karol Bagh

Fig.30

Residential

Institutional

Commercial

Mixed-use

Progression of unplanned spaces

 39 Chapter -4: Case Studies
4.2.3 PARAMETERS
USER GROUP

Karol Bagh market is famous throughout Delhi. The main user group are
from different parts of Delhi due to its high popularity.
ACCESSIBILITY
By Rail
Delhi Sarai Rohilla Rail Way Station , Delhi Kishangnj Rail Way Station are
the very nearby railway station to Karol Bagh. However New Delhi Rail Way
Station is major railway station 3 KM near to Karol Bagh
Local Bus
Desh Bandhu Gupta Market Bus Station , Db Gupta Road Bus Station , Arya
Samaj Road Gurudwara Road Bus Station , Dev Nagar Bus Station , Pusa
Road Petrol Pump Arya Samaj Road Bus Station are the nearby by Local Bus
Stops to Karol Bagh . runs Number of buses from Karol Bagh to different
Places
Metro
The nearest metro station is Karol Bagh on blue line of Delhi Metro

Fig. 31- Karol Bagh Metro Station

Progression of unplanned spaces

 40 Chapter -4: Case Studies

LOCATION

Karol Bagh is a Locality in Delhi City in Delhi State, India

Kirti Nagar
Paharganj

Connaught place

Map 2- Karol Bagh

Progression of unplanned spaces

 41 Chapter -4: Case Studies

4.3 GHITORNI
4.3.1 About
Ghitorni is a village in the south
west district in the state of
Delhi. The Ghitorni market is
famous for Furniture. The
market is along the Highway
only mostly consisting of mixed
use areas. There is a lot problem
of encroachment as the vendors
have gradually advanced their
shops to the service lane of the
highway.
Fig. 32- Encroachment on service lane

Fig. 33- Mixed use land along highway

Progression of unplanned spaces

 42 Chapter -4: Case Studies

LAND USE PATTERN

Ghitorni is a village in South west Delhi. Earlier the land use pattern of
Ghitorni comprised on mostly residential areas, but later with the evolution of
market spaces and need for commercial area the area along the national
highway was converted to commercial and mixes use land. The service road
of the highway is encroached by the owners of the shop for display of their
commodities which causes inconvenience to the passerby and the cycle users.

Land use pattern of Ghitorni before the market was established

Residential

Institutional

Commercial

Mixed-use

Fig. 34

Progression of unplanned spaces

 43 Chapter -4: Case Studies
Current Land use pattern of Ghitorni

Residential

Institutional

Commercial

Mixed-use
Fig. 35

ACCESSIBILITY
By Bus:
The near bus stand is Ghitorni Bus stand
By Rail:

Nearest major railway station is Gurgaon (12km)

Other station nearest to Ghitorni are Bijwasan (9km) and Delhi Safdarjung
(10km)

Progression of unplanned spaces

 44 Chapter -4: Case Studies

By Metro

The nearest metro to the market is Ghitorni station on yellow line of Delhi metro

Fig. 36- Ghitorni Metro station

LOCATION

Ghitorni is located in the southern Delhi, near the Gurgaon Border and Vasant
Kunj. It comes between Aya Nagar and Sultanpur.

Vasant Kunj

Rajokri

Aya Nagar Fatehpur Beri

Map 3- Ghitorni

Progression of unplanned spaces

CHAPTER - 5
CONCLUSION
 46

CHAPTER - 5
CONCLUSION

Unplanned spaces have always been a part of our society. These unplanned
spaces are the core of business districts. These spaces need special attention for
further proper development. We need to accept these spaces as they are and
need to put efforts to develop them as per regulations.
There is need for suitable framework for mix use activities according to the
character of the surrounding areas having flexibility in terms of permitting –
commercial use i.e. shops offices, banks etc., household industries or outlets
etc. the criteria for the selection of mix use activities shall be according to
mixed use regulations.
These spaces require parking and open spaces as per norms, but some reduces
spaces for some facilities are acceptable. The development of these spaces
should be according to modern services and amenities. All these spaces need to
be brought within the planning purview. For this to happen, the owners of these
spaces jointly need to develop on the basis of norms and regulation provided
by the government.
The invasion of commercial activities has pushed the residential use. These
areas are due for redevelopment according to mixed use concepts with
upgraded facilities. Some pattern and planning should be treated to regulate the
pedestrian and the traffic flow in these spaces.
In new urban areas, unplanned market could be a part of planned commercial
areas. Proper provision should be given to these spaces in the master plans
provided by the government.
The specific location and timings for operations should be provided to weekly
markets and these markets should be regulated by a concerned local body
under government authority.

Progression of unplanned spaces

CHAPTER - 6
REFERENCES
 48

CHAPTER - 6
REFERENCES

 https://www.academia.edu/19852235/Understanding_Transition_Spaces
 https://en.oxforddictionaries.com/definition/progression
 http://www.academia.edu/27033336/Social_Entrepreneurship_in_the_Global_
Market
 https://www.quora.com/What-is-the-difference-between-planned-and-
unplanned-urbanization
 https://www.britannica.com/place/Delhi
 https://www.pps.org/article/grplacefeat
 https://www.researchgate.net/publication/247177474_An_Unplanned_Comm
ercial_District_in_a_FastGrowing_City_A_Case_Study_of_Shenzhen_China
 http://www.academia.edu/6207873/HAPHAZARD_COMMERCIALIZATION_A_P
OTENTIAL_THREAT_TO_SUSTAIANBLE_COMMERCIAL_DEVELOPMENT_IN_MET
ROPOLITAN_CITIES_THE_CASE_OF_LAHORE
 https://lahorenama.files.wordpress.com/2008/08/haphazard-
commercialization-in-lahore-obaidullah-nadeem1.pdf
 The death and life of great American cities
 https://www.eventshigh.com/delhi/chandni+chowk
 https://www.delhiinformation.in/delhi/areas/karolbagh.html
 https://en.m.wikipedia.org/wiki/Ghitorni
 Master plan for Delhi – 2021
 Zonal Development Plan

Progression of unplanned spaces

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DISSERTATION REPORT PROGRESSION OF UNPLANNED PUBLIC SPACES DECEMBER

2018 Submitted by: Sapna Prasad 14025006063 B.Arch Semester 09 HINDU SCHOOL
OF ARCHITECTURB SONEPAT 131001 Guided by: Ar. Heeramani Thapliyal ABSTRACT
Unplanned public spaces have always been a part of our society, these spaces have
been evolved from planned spaces.

These unplanned spaces are effecting the society by no attention is given to them.
These spaces need to be evolved systematically in order to become the part of the
planned spaces. Unplanned spaces are commercially successful and if treated
carefully these spaces can generate great economy for the country.

These spaces need to be included in the master plans and developed accordingly.
These unplanned spaces are an advantages as well as disadvantage to the society.
These advantages and disadvantages have been studied in this dissertation. The
evolution of these spaces have been studied in detail in this dissertation with case
studies of the popular unplanned market spaces in Delhi.

The case study is conducted with the parameters: land use pattern, user group,
accessibility and location. i Progression of unplanned spaces CHAPTER - 1
INTRODUCTION 1.1 INTRODUCTION TO THE TOPIC Progression is the process of
moving or developing gradually towards a more advanced stage in a number of
serious or development from one state to another. There is a gradual development
of unplanned spaces in urban areas. These spaces are evolving from planned spaces
but are beyond bylaws.

These spaces were not planned but are still functional but a great deal of attention is
required to these spaces to make them more evolved. These spaces can be around
built structures, marginal spaces or other similar spaces such as weekly market,
mixed use lands, side walks. CHAPTER - 1 Marginal spaces are open spaces between